I am helping my step-mother sell her flat in Cromer. Does the conveyancer arrange the EPC or should I organise this?
After the abolition of HIPs, energy assessments was left as a mandatory part of moving property. An energy performance certificate must be commissioned prior to the property being advertised. This is not a task that law firms normally organise. Where you are instructing a Cromer conveyancing practitioner they might be able to arrange energy performance certificates given their contacts with long established Cromer accredited person
Can you point me to a directory of HSBC panel solicitors in Cromer on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association sites. Very few banks make their panel listings visible over the internet. Where you are seeking to appoint a Cromer lawyer on the HSBC please use our tool.
I am selling my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being difficult. The Cromer solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches disclose proposed roadworks that could impact a commercial land in Cromer?
Many commercial conveyancing solicitors in Cromer will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Cromer. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cromer.
For every commercial conveyancing transaction in Cromer it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Cromer commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Cromer.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Cromer?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Cromer. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Cromer differ for new build properties?
Most buyers of new build residence in Cromer approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Cromer typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cromer or who has acted in the same development.
I have been sourcing a conveyancing solicitor in Cromer for my remortgage. Is it possible to check a firm’s record with the profession’s regulator?
You may see documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.
I have just appointed agents to market my 2 bed flat in Cromer. Conveyancing has not commenced, but I have recently had a yearly service charge invoice – Do I pay up?
The sensible thing to do is clear the maintenance contribution as you normally would as all rents and service payments should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Cromer Leasehold Conveyancing - Sample of Queries before buying
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Plenty Cromer leasehold flats will have a service bill for maintenance of the building invoiced on behalf of the landlord. Where you buy the flat you will have to pay this liability, normally quarterly accross the year. This may be anything from several hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a rentcharge for you to pay annual, normally this is not a large figure, say around £50-£100 but you should to check it because sometimes it could be many hundreds of pounds. What is the maintenance charge and ground rent on the property?